Fast-Tracking 10–49 Home Schemes: How New Policy Supports Smaller Sites

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As pressure mounts to deliver 1.5 million new homes across England, the government has turned its attention to a long-overlooked part of the market: medium-scale housing developments of 10–49 homes. A new set of policy proposals aims to remove barriers, reduce delays, and improve viability for these modestly-sized schemes—offering a timely opportunity for volume builders, landowners and promoters.

A Shift in Government Strategy

The current planning system has often favoured either very small infill projects or large strategic allocations. Mid-sized schemes, particularly in rural and edge-of-settlement locations, have frequently fallen into a grey area—big enough to attract policy scrutiny but too small to justify complex viability testing or deliver large-scale infrastructure.

In response, the government’s recently announced support package for smaller housebuilders introduces several significant changes, including:

• A new 'medium site' category for developments of 10–49 homes

• Exemptions from the Building Safety Levy for schemes in this bracket

• Streamlined environmental requirements, such as lighter-touch Biodiversity Net Gain obligations

• Fast-track decision routes, with more applications delegated to planning officers

These changes form part of a wider strategy to reduce planning red tape, address the housing shortfall, and revitalise the SME housebuilding sector—whose market share has collapsed since the 1990s.

Opportunities for Landowners and Promoters

For landowners, particularly those with edge-of-village or fringe settlement land, these changes make it more viable than ever to bring forward modest-sized sites. Land that might previously have been held back due to infrastructure costs or limited allocation priority may now be reconsidered under the more permissive framework.

Land promoters and strategic consultants will also benefit from a more predictable planning environment. With reduced obligations and quicker determinations, promoting land for 10–49 homes becomes a commercially attractive proposition, particularly in areas with five-year land supply shortfalls.

Viability and Delivery Advantages

Mid-sized sites often come with lower upfront costs, quicker build-out rates, and better absorption into local housing markets. These benefits can now be matched by lighter-touch policy expectations, especially around:

• Affordable housing thresholds

• Design codes for small-scale schemes

• Less complex transport or EIA requirements

This policy shift also aligns with the Framework's support for small and medium sites, which it recognises as key to delivering sustainable and diverse housing supply.

Next Steps for Developers

Now is the time for developers and promoters to review land portfolios and reconsider sites previously viewed as marginal. Key actions include:

• Reassessing small/medium landholdings in sustainable locations

• Engaging early with local authorities on pre-application advice

• Preparing well-justified planning submissions under the new medium-site framework

Local authorities are expected to adopt these changes in the months ahead—making 2025 an ideal time to get ahead of the curve.

How Tyler Parkes Can Help

At Tyler Parkes, we work with developers and landowners to unlock sites of all sizes, with particular expertise in planning strategy, five-year supply arguments, and sensitive edge-of-settlement schemes. Our team can guide you through the evolving planning landscape, helping you make the most of new policy tools for medium-scale development.

Get in touch if you're considering bringing forward a 10–49 unit scheme—we’d be happy to advise on feasibility, policy risk, and how best to structure your submission.